71 Glenesky Square, Phoenix Park Racecourse, Castleknock, Dublin 15
87 homes sold nearby. See what they went for — and what to bid on this one.
€450,000 · 3 Bed · 2 Bath · Apartment
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Market Position
Priced Above Local Sales
At €450,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
87 closed sales nearby · 10mo recency · High confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
How this is calculated
We search the Property Price Register for closed sales near this property — matching by location, beds, property type, and where available, floor area (±20%). This gives us a set of genuinely comparable transactions.
Each sale is then time-adjusted to today using local price trends, so a sale from 18 months ago is inflated (or deflated) to reflect current market conditions. Where floor area is known, sales are also size-adjusted — a 90m² sale is normalised to what it would have sold for at this property's size. This means the figures you see aren't raw prices — they're what those same homes would likely sell for today, at this size.
Your bid strategy (opening offer, sealed bid range, walk-away ceiling) is then derived from the statistical distribution of these adjusted sales — with conservative safety margins applied when data is thin or dated.
Every figure comes from actual government-recorded sale prices. No asking prices, no agent estimates, no automated valuations.
Full methodology →Opening
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Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €450,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €22,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €450,000, see this.
Here is what the data says about this property.
Will This Go Over Asking?
above asking
Probability of a sale above asking based on local bidding patterns.
Am I Overpaying?
local sales
Where the asking price sits in the verified local transaction distribution.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
€22,500
That's what overbidding by just 5% on a €450,000 home costs you — before interest.
A €19 check before a €450,000 commitment.
Get Your Exact Bid Numbers for This Property
You've seen the market signals. Now get the exact numbers: where to open, how far to go, and when to walk away.
Built from 625,000+ verified Irish property transactions
Based on 87 verified local sales · High confidence
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From €19 for your strategy on a €450,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
87 verified closed sales within 1.5km · 18 months.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
This chart shows where the asking price sits versus recent verified closed sales. It does not show your bid strategy.Same baseline as Market Position.
The chart shows the market. Your report gives the number not to exceed.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 10.3% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
87
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
High
Confidence Level
Recent sale prices in this area are closely clustered, which means the data is reliable and the bid strategy is well-supported.
High data density supports precise entry positioning.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 87 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 7 Glenesky Sq, Phoenix Park Ave, Phoenix Park Racecourse Dublin 15, Dublin 15, Dublin | 2025-04-11 | 78m² | |
| 18 Glenesky Sq, Phoenix Park Ave, Phoenix Park Racecourse Dublin 15, Dublin 15, Dublin | 2025-03-10 | 96m² |
Transactions within a 1.5km radius and 18-month window.
Methodology
Closed sales time-adjusted to current market · size-weighted where floor area available · no asking prices or agent estimates used.
How adjustments work
- —Older sales inflated to current market level so stale data doesn't skew bands
- —Similar-sized properties weighted more heavily where floor area is known
- —Local price trends factored in when sufficient data exists; no artificial uplift otherwise
- —All figures from registered closed sales only — no asking prices, no agent estimates
Local Market Notes
Property Quality
BER Advantage: The B2 BER rating for this 120 sqm apartment suggests annual energy costs likely in the range of €1,100-€1,500, offering a notable saving compared to D-rated properties in the area which could incur €1,800-€2,200 annually.
Details
- Spacious Living: At 120 sqm, this apartment is larger than the average property size of 79.75 sqm within a 1km radius over 180 days, offering more living space compared to typical local offerings.
- Value Optimization Opportunity: While the B2 BER is good, minor upgrades to achieve an A-rating, costing an estimated €8,000-€12,000, could potentially increase the property's value by €15,000-€20,000, representing a sound investment for future saleability.
- Hypothesis: The presence of B2 rated apartments suggests a conscious effort towards energy efficiency in new developments within the Phoenix Park Racecourse; however, the market data showing 100% BER unknown percentage for all recent sales within 1km indicates that purchasers may not be fully factoring BER into their decisions, creating an opportunity for owners to highlight and capitalize on their property's energy credentials for a potential value uplift.
Amenities
Transport Connectivity: While specific routes aren't detailed in the provided data, its Dublin 15 location implies access to Dublin Bus services such as routes 25, 66, and 67 which typically serve Castleknock, offering reasonable connectivity to the city centre.
Details
- Local Education & Healthcare: The area is well-served by educational facilities like St. Mary's College Knockmore and local primary schools, with Connolly Hospital Dublin located nearby, providing essential services for families.
- Green Space & Recreation: Its proximity to the Phoenix Park, a significant urban park offering extensive walking trails and recreational areas, provides a high quality of life and amenity for residents.
- Hypothesis: The Phoenix Park Racecourse's strategic positioning in Castleknock, Dublin 15, offers a blend of suburban tranquility with accessibility to major employment hubs; however, the lack of specific Luas or DART station data within immediate proximity means that commuting to certain parts of Dublin might involve a bus journey or car travel, potentially impacting commute times and buyer appeal for those prioritizing direct rapid transit access.
Derived from nearby closed-sale patterns.
Built on verified Irish public data
Property Price Register
625,000+ verified closed sales
SEAI
Building energy ratings & floor area
Office of Public Works
Flood zones, events & study areas
MyPlan.ie
Planning applications nationwide
Common Questions
Bid strategy figures are derived from the Property Price Register — Ireland's official record of closed residential sale prices, verified through stamp duty. Floor area data comes from the SEAI BER register. Flood exposure is cross-referenced against OPW CFRAM flood extent mapping and historical flood events. Planning activity is sourced from national planning application records via MyPlan.ie. No asking prices, no agent estimates, no automated valuations.